4102 GA State 178 Hwy · Glennville, GA 30427

$120,000

4 bd · 2.0 ba · 2,310 sqft · Other · 62 Days on market

Built 1965 Poor condition 0.46 ac lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located at 4102 GA Hwy 178 in Glennville, this versatile income-producing property offers a rare opportunity for both investors and owner-occupants. Currently configured as a duplex, the property features two separate living units, each with its own entrance, providing privacy and flexibility for tenants or extended family living. This property is a true fixer-upper, making it ideal for buyers looking to add value through renovations and customization. With the right vision and updates, it has significant upside potential. What truly sets this property apart is its strong potential to be converted into a triplex. With the right improvements, a third unit could be added to maximize rental income and overall value. Whether you’re looking to expand your portfolio or create a multi-generational living setup, this property offers the space and structure to make it happen. Situated on a spacious lot in a quiet, rural setting, the property combines peaceful country living with convenient access to Glennville’s local amenities. Ample outdoor space allows for additional parking, outdoor living areas, or future enhancements. Don’t miss this opportunity to own a flexible property with built-in income potential and room to grow—perfect for investors ready to bring it back to life.

Key facts

• Ample outdoor space
• Spacious lot
• 0.46 acre lot

Tags

• INCOME PRODUCING PROPERTY
• SEPARATE LIVING UNITS
• CONVERTED INTO A TRIPLEX
• SPACIOUS LOT
• AMPLE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $120k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 4.9% in Glennville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#280 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment D+, schools F, amenities F.
• Tattnall County (rural): math 29% / reading 28% proficiency, ranked #103 of 174 in GA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 77 active listings in the ZIP; 46 units permitted in Tattnall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tattnall County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; list at $120k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.24%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.44×
• Total profit: $14,893
• Equity at exit: $17,892

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $57,257
• Equity at exit: $10,375

Cash invested: $33,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30427

• Home prices YoY: -7.3%
• Active inventory: 77
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,732 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $539

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 64%

Sensitivity live

Price	-10% $622	-5% $580	+0% $539	+5% $497	+10% $456
Rent	-10% $402	-5% $470	+0% $539	+5% $607	+10% $676
Rate	-1.0pp $599	-0.5pp $569	base $539	+0.5pp $508	+1.0pp $476

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $120,000 Active 62 DOM
2. 2026-06-19
   days on market $120,000 Active 60 DOM
3. 2026-06-18
   days on market $120,000 Active 59 DOM
4. 2026-06-17
   days on market $120,000 Active 58 DOM
5. 2026-06-16
   days on market $120,000 Active 57 DOM
6. 2026-06-15
   days on market $120,000 Active 56 DOM
7. 2026-06-14
   days on market $120,000 Active 54 DOM
8. 2026-06-13
   days on market $120,000 Active 53 DOM
9. 2026-06-10
   days on market $120,000 Active 51 DOM
10. 2026-06-09
    days on market $120,000 Active 50 DOM
11. 2026-06-08
    days on market $120,000 Active 49 DOM
12. 2026-06-07
    days on market $120,000 Active 48 DOM
13. 2026-06-05
    days on market $120,000 Active 45 DOM
14. 2026-06-03
    days on market $120,000 Active 44 DOM
15. 2026-06-02
    days on market $120,000 Active 43 DOM
16. 2026-06-01
    days on market $120,000 Active 42 DOM
17. 2026-05-31
    days on market $120,000 Active 41 DOM
18. 2026-05-30
    days on market $120,000 Active 40 DOM
19. 2026-04-17
    listed $120,000 Active 1313-char remark

    Show marketing remark (1313 chars)

    Located at 4102 GA Hwy 178 in Glennville, this versatile income-producing property offers a rare opportunity for both investors and owner-occupants. Currently configured as a duplex, the property features two separate living units, each with its own entrance, providing privacy and flexibility for tenants or extended family living. This property is a true fixer-upper, making it ideal for buyers looking to add value through renovations and customization. With the right vision and updates, it has significant upside potential. What truly sets this property apart is its strong potential to be converted into a triplex. With the right improvements, a third unit could be added to maximize rental income and overall value. Whether you’re looking to expand your portfolio or create a multi-generational living setup, this property offers the space and structure to make it happen. Situated on a spacious lot in a quiet, rural setting, the property combines peaceful country living with convenient access to Glennville’s local amenities. Ample outdoor space allows for additional parking, outdoor living areas, or future enhancements. Don’t miss this opportunity to own a flexible property with built-in income potential and room to grow—perfect for investors ready to bring it back to life.

20. 2025-04-28
    soldstatus $40,000 Sold 418-char remark

    Show marketing remark (418 chars)

    Don't miss this great opportunity for income producing property. One side has 2 bedrooms and 1 bath with laminate flooring and the other is a 1 bedroom and 1 bath. Appliances are included. the property is located on a .46 acre lot with a fenced in back yard. The 2 bedroom is move in ready but the 1 bedroom will need some repairs due to hurricane damage. Property will be sold AS IS. Call 912-237-2942 for a showing.

21. 2025-04-07
    status Under Contract 418-char remark

    Show marketing remark (418 chars)

    Don't miss this great opportunity for income producing property. One side has 2 bedrooms and 1 bath with laminate flooring and the other is a 1 bedroom and 1 bath. Appliances are included. the property is located on a .46 acre lot with a fenced in back yard. The 2 bedroom is move in ready but the 1 bedroom will need some repairs due to hurricane damage. Property will be sold AS IS. Call 912-237-2942 for a showing.

22. 2025-03-20
    price $58,000 418-char remark

    Show marketing remark (418 chars)

    Don't miss this great opportunity for income producing property. One side has 2 bedrooms and 1 bath with laminate flooring and the other is a 1 bedroom and 1 bath. Appliances are included. the property is located on a .46 acre lot with a fenced in back yard. The 2 bedroom is move in ready but the 1 bedroom will need some repairs due to hurricane damage. Property will be sold AS IS. Call 912-237-2942 for a showing.

23. 2025-02-22
    price $75,000 418-char remark

    Show marketing remark (418 chars)

    Don't miss this great opportunity for income producing property. One side has 2 bedrooms and 1 bath with laminate flooring and the other is a 1 bedroom and 1 bath. Appliances are included. the property is located on a .46 acre lot with a fenced in back yard. The 2 bedroom is move in ready but the 1 bedroom will need some repairs due to hurricane damage. Property will be sold AS IS. Call 912-237-2942 for a showing.

24. 2024-12-09
    listed $79,900 New 418-char remark

    Show marketing remark (418 chars)

    Don't miss this great opportunity for income producing property. One side has 2 bedrooms and 1 bath with laminate flooring and the other is a 1 bedroom and 1 bath. Appliances are included. the property is located on a .46 acre lot with a fenced in back yard. The 2 bedroom is move in ready but the 1 bedroom will need some repairs due to hurricane damage. Property will be sold AS IS. Call 912-237-2942 for a showing.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,780
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$3,491
• Taxable income: $4,843
• Est. tax owed @ 24.0%: −$1,162
• After-tax cash flow: $5,303/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements to become move-in ready and increase its value for resale or rental.

Repairs flagged

• Major roof — Exposed roof structure
• Major exterior siding — Weathered and damaged
• Major HVAC/mechanicals — No visible systems

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and marketability
• Both Roof repair and replacement — Critical to prevent water damage and maintain structural integrity
• Both Exterior siding repair and replacement — Improves property's visual appeal and structural integrity
• Both HVAC/mechanical upgrades — Ensures comfort and energy efficiency for potential tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed roof structure	Major	$15,000–50,000
exterior siding · Weathered and damaged	Major	$15,000–50,000
HVAC/mechanicals · No visible systems	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and marketability ↑
• Both Roof repair and replacement — Critical to prevent water damage and maintain structural integrity ↑
• Both Exterior siding repair and replacement — Improves property's visual appeal and structural integrity ↑
• Both HVAC/mechanical upgrades — Ensures comfort and energy efficiency for potential tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Tattnall County
• NCES district ID: 1304770
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 28% ▼ -1.00%
• Median HH income: $36,214
• Composite: 23.65/100
• National rank: #7843
• State rank: #103 of 174 in GA

Livability — Glennville

• Score: 63/100
• State rank: #280
• US rank: #15005

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D+ Housing A- Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,892

Population outlook (Tattnall County) Hauer SSP2

• Today (2025): 24,831 people
• By 2030: 24,823 · +-0.0%
• By 2040: 25,225 · +1.6%
• By 2050: 25,678 · +3.4%
• By 2075: 24,210 · -2.5%
• By 2100: 21,404 · -13.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 23% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Tattnall

• 2024 margin: Solid R (+53.4) · D 23.1% · R 76.5%
• 2008→2024 swing: -11.8pp toward R · 2008: -41.7pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+48.8 2016: R+49.6 2012: R+42.2 2008: R+41.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.04%
• Current HPI: 240.8632
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+50.2% since first listed

6 events — show timeline

• 2026-04-17 Listed $120,000 Hive MLS
• 2025-04-28 Sold (MLS) $40,000 GAMLS
• 2025-04-07 Pending — GAMLS
• 2025-03-20 Price Changed $58,000 GAMLS
• 2025-02-22 Price Changed $75,000 GAMLS
• 2024-12-09 Listed $79,900 GAMLS